HomeMy WebLinkAboutSR_HEX_Report_Dunlap Bible Fellowship_180911.pdfDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_Dunlap Bible Fellowship_HEX_Report
A. REPORT TO THE HEARING EXAMINER
HEARING DATE: September 4, 2018
Project Name: Dunlap Bible Fellowship
Project File Number: PR18-000303
Land Use File Number: LUA18-000423, ECF, CU-H
Owner: Dunlap Bible Fellowship; 280 Hardie Ave SW, Renton, WA 98057
Applicant: Pastor Michael Sibanda; 3705 S 162nd St, Seatac, WA 98188
Contact: Deborah Sibanda; 3705 S 162nd St, Seatac, WA 98188
Project Manager: Angelea Weihs, Associate Planner
Project Summary: The applicant is requesting Hearing Examiner Conditional Use Permit approval and
Environmental (SEPA) Review for the proposed Dunlap Bible Fellowship Church
change of use and tenant improvement. The project site is located at 280 Hardie Ave
SW (Parcel number 1823059149), within the Commercial Arterial (CA) zone and
Urban Design District D. The subject property is 19,405 square feet (0.45 acres) and
contains an existing 4,141 square foot office building, divided into three units (units
1, 2, and 3). The applicant is proposing to occupy unit 2, which is currently vacant
and located between the other two units. The unit 2 tenant space is approximately
949 square feet. The applicant is proposing to offer church services every Sunday
and other church related activities on weekdays. According to the applicant, the total
church membership is approximately 20 to 25 people. Approximately 24 parking
stalls are available on the site. No exterior site construction improvements are
proposed and no change is proposed to the building’s other existing tenant spaces.
The proposed interior improvements for the church are cosmetic in nature in order
to prepare the unit to be used as a church. A building permit would be required for
any tenant improvements proposed by the applicant. The site is accessible via two
driveways off of Hardie Ave SW. Protected slopes are mapped on site. No vegetation
or trees are proposed for removal as a part of the project.
Project Location: 280 Hardie Ave SW
Site Area: 19,405 square feet (0.45 acres)
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
DUNLAP BIBLE FELLOWSHIP LUA18-000423, ECF, CU-H
Report of September 4, 2018 Page 2 of 10
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B. EXHIBITS:
Exhibits 1-7: As shown in the SEPA Environmental Review Report
Exhibit 8 Hearing Examiner Staff Report
Exhibit 9 Landscaping Photos
Exhibit 10 Elevation Photos
Exhibit 11 Environmental “SEPA” Determination of Nonsignificance – Mitigation (DNS-M)
C. GENERAL INFORMATION:
1. Owner(s) of Record: Dunlap Bible Fellowship; 280 Hardie Ave SW, Renton,
WA 98057
2. Zoning Classification: Commercial Arterial (CA)
3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU)
4. Existing Site Use: Office Building - Vacant Tenant Space
5. Critical Areas: Geologically Hazardous Area – Protected and
Sensitive Slopes
6. Neighborhood Characteristics:
a. North: Office - CA zone
b. East: Walgreens Drug Store - CA zone
c. South: SW Harris Pl, Office - CA zone
d. West: Hardie Ave SW, First Baptist Church – Residential-10 (R-10) zone
7. Site Area: 19,405 square feet (0.45 acres)
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Annexation 09 N/A 1320 07/13/1948
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: The site is within the City of Renton’s water service area and in the 300 hydraulic pressure
zone. There are both existing 6-inch and 12-inch City water mains located in Hardie Ave SW. The
approximate static water pressure is 106 psi at the elevation of 54 feet.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch wastewater main
located in Hardie Ave SW and in the access road along the south property line.
c. Surface/Storm Water: There is an existing 12-inch storm water main along the south property line
and a 12-inch storm water main on the opposite side of Hardie Ave SW.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
DUNLAP BIBLE FELLOWSHIP LUA18-000423, ECF, CU-H
Report of September 4, 2018 Page 3 of 10
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2. Streets: Access to the site is provided via two existing curb cuts off of Hardie Ave SW. The project does
not trigger right-of-way dedication or frontage improvements.
3. Fire Protection: Renton Regional Fire Authority
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-070: Zoning Use Table
c. Section 4-2-120A: Development Standards for Commercial Zoning Designations
2. Chapter 3 Environmental Regulations & Overlay Districts
a. Section 4-3-050: Critical Area Regulations
b. Section 4-3-100: Urban Design Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 9 Permits – Specific
a. Section 4-9-070: Environmental Review Procedures
b. Section 4-9-030: Conditional Use Permits
5. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on June 21,
2018, and determined the application complete on June 27, 2018. The project complies with the 120-day
review period.
2. The project site is located at 280 Hardie Ave SW (Parcel number 1823059149).
3. The project site is within an existing office building located at the aforementioned address, specifically a
vacant tenant space referenced as unit 2 by the applicant.
4. The office building was constructed in 1982 and is approximately 4,141 square feet. The applicant’s
proposed tenant space (unit 2) is approximately 949 square feet.
5. Access to the site would be provided via two existing driveways off of Hardie Ave SW, abutting the
western property line.
6. The subject property contains 24 surface parking spaces located to the north and south of the office
building.
7. The property is located within the Commercial Mixed Use (CMU) Comprehensive Plan land use
designation.
8. The site is located within the Commercial Arterial (CA) zoning classification and Urban Design District D.
9. No tree or vegetation removal is proposed as part of this project.
10. The site is mapped with sensative and protected slopes.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
DUNLAP BIBLE FELLOWSHIP LUA18-000423, ECF, CU-H
Report of September 4, 2018 Page 4 of 10
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11. No site construction is proposed by the applicant. Improvments would be limited to the interior of the
tenant space with the exception of potential future exterior signage.
12. The applicant is proposing to begin tenant improvements following land use and building permit
approval.
13. No public or agency comments were received.
14. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
July 23, 2018, the Environmental Review Committee issued a Determination of Non-Significance (DNS)
for the Dunlap Bible Fellowship (Exhibit 11). A 14-day appeal period commenced on July 27, 2018, and
ended on August 10, 2018. No appeals of the threshold determination have been filed as of the date of
this report.
15. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments have been incorporated into the appropriate sections of this report
and the Departmental Recommendation at the end of this report.
16. Comprehensive Plan Compliance: The site is designated Commercial Mixed Use (CMU) on the City’s
Comprehensive Plan Map. The purpose of the CMU designation is to allow residential uses as part of
mixed-use developments, and support new office and commercial development that is more intensive
than what exists to create a vibrant district and increase employment opportunities. The intention of this
designation is to transform strip commercial development into business districts through the
intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and the
provision of public amenity features. The proposal is compliant with the following Comprehensive Plan
Goals and Policies if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Policy L-48: Accommodate change within the Renton community in a way that
maintains Renton’s livability and natural beauty.
17. Zoning Development Standard Compliance: The purpose of the Commercial Arterial Zone (CA) is to
evolve from “strip commercial” linear business districts to business areas characterized by enhanced site
planning and pedestrian orientation, incorporating efficient parking lot design, coordinated access,
amenities and boulevard treatment with greater densities. The CA Zone provides for a wide variety of
retail sales, services, and other commercial activities along high-volume traffic corridors. Residential uses
may be integrated into the zone through mixed-use buildings. The zone includes the designated Automall
District. The proposal is compliant with the following development standards, as outlined in RMC 4-2-
120A.
Compliance CV Zone Develop Standards and Analysis
Compliant if
CUP criteria
are met, see
FOF 20
Use: The applicant proposes to locate a religious institution in a vacant tenant space in
the existing 3-unit office building. The existing tenants include a dental office and
insurance agency. The space the applicant proposes to improve was vacated this year
and previously used by Sleep Solutions.
Staff Comment: Religious institutions may be located in the CA zone with a Hearing
Examiner Conditional Use Permit.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
DUNLAP BIBLE FELLOWSHIP LUA18-000423, ECF, CU-H
Report of September 4, 2018 Page 5 of 10
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N/A
Density: The minimum density required in the CA zone is 10.0 dwelling units per net
acre. The maximum density permitted is 60 dwelling units per net acre in the City Center
and Highlands Community Planning Areas and 30 dwelling units per net acre in the East
Plateau and Kennydale Community Planning Areas. Net density is calculated after the
deduction of sensitive areas, areas intended for public right-of-way, and private access
easements.
Staff Comment: Not applicable, no residential uses are proposed.
N/A
Lot Dimensions: The minimum lot size required in the CA zone is 5,000 sq. ft. There are
no minimum lot width or depth requirements.
Staff Comment: Not applicable, no subdivision of the property is proposed.
N/A
Setbacks: The minimum front yard setback is 15 ft. The minimum setback may be
reduced to 0 ft. through the site plan review process, provided blank walls are not
located within the reduced setback. A maximum front yard setback of 20 ft. is required.
The minimum secondary front yard setback is 15 ft. The minimum setback may be
reduced to 0 ft. through the site plan review process, provided blank walls are not
located within the reduced setback. The maximum secondary front yard setback is 20
feet. There are no minimum side or rear yard setbacks, except 15 ft. if the lot abuts or
is adjacent to a lot zoned residential.
Staff Comment: Not applicable, no change in the building footprint is proposed.
N/A
Building Standards: The CA zone has a maximum building coverage 65% of total lot area
or 75% if parking is provided within the building or within an on-site parking garage. The
maximum building height permitted is 50 ft., except 60 ft. if the building is mixed use.
Staff Comment: Not applicable, no change in the building footprint or building height is
proposed.
N/A
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover,
are to be located in this area when present. Spacing standards shall be as stipulated by
the Department of Community and Economic Development, provided there shall be a
minimum of one street tree planted per address. Any additional undeveloped right-of-
way areas shall be landscaped unless otherwise determined by the Administrator.
All parking lots shall have perimeter landscaping as follows:
Such landscaping shall be at least ten feet (10') in width as measured from the street
right-of-way. Standards for planting shall be as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-
family, commercial, and industrial uses at an average minimum rate of one tree
per thirty (30) lineal feet of street frontage.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped
area. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent (90%)
coverage of the landscaped area within three (3) years of installation.
Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows:
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
DUNLAP BIBLE FELLOWSHIP LUA18-000423, ECF, CU-H
Report of September 4, 2018 Page 6 of 10
SR_Dunlap Bible Fellowship_HEX_Report
Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping
per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking space,
and 100 or more spaces shall provide 35 sf of landscaping per parking space. Perimeter
parking lot landscaping shall be at least 10 feet in width, interior parking lot landscaped
areas shall have a minimum width of 5 feet.
Staff Comment: The proposed project is located within an existing 3-unit office building,
the change of a tenant space does not require the site be brought into compliance with
current landscaping regulations.
N/A
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require the retention of 10 percent of trees in a residential development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees adjacent
to critical areas and their associated buffers; and significant trees over sixty feet (60') in
height or greater than eighteen inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non- native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical area
or its buffer.
Staff Comment: Not applicable, no trees are proposed to be removed from the subject
property.
Vehicular Access: A connection shall be provided for site-to-site vehicle access ways,
where topographically feasible, to allow a smooth flow of traffic across abutting CA lots
without the need to use a street. Access may comprise the aisle between rows of
parking stalls, but is not allowed between a building and a public street.
Staff Comment: The site is bordered by Hardie Ave SW to the west, an access road to
the south, and CA zoned properties to the north (small office) and east (Walgreens). The
site is accessed by two existing driveways off of Hardie Ave SW, one that accesses the
parking area on the northern half of the site, and one that accesses the parking area on
the southern half of the site. Due to topography of the site, vehicle access between the
northern half and southern half of the site is not feasible without using the street.
Topography along the east property line also prevents site-to-site vehicle access
between the subject property and the Walgreens property to the east. Existing site-to-
site connection is provided between the northern parking area of the subject site and
the small office development to the north.
N/A
Screening: All on-site surface mounted utility equipment shall be screened from public
view. Screening shall consist of equipment cabinets enclosing the utility equipment,
solid fencing or a wall of a height at least as high as the equipment it screens, or a
landscaped visual barrier allowing for reasonable access to equipment. Equipment
cabinets, fencing, and walls shall be made of materials and/or colors compatible with
building materials. All operating equipment located on the roof of any building shall be
enclosed so as to be screened from public view.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
DUNLAP BIBLE FELLOWSHIP LUA18-000423, ECF, CU-H
Report of September 4, 2018 Page 7 of 10
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Staff Comment: Not applicable, no new surface or roof mounted utility equipment is
proposed.
Parking: Parking for religious institutions require a minimum and maximum of 1 for
every 5 seats in the main auditorium; however, in no case shall there be less than 10
spaces. For all existing institutions enlarging the seating capacity of their auditoriums,
1 additional parking space shall be provided for every 5 additional seats provided by the
new construction.
Staff Comment: The existing development contains 24 parking spaces that provide off-
street vehicle parking for the three tenants of the subject property. Units 1 and 3 are
occupied by a dental office and insurance agency. The net floor area of the two uses was
not provided by the applicant; however, the gross floor area of the two units together is
approximately 3,192 square feet. Units 1 and 3 would each be approximately 1,596
square feet. The approximate gross floor area calculation for the dental office would
result in a minimum and maximum of 8 parking spaces. The approximate gross floor
area calculation for the insurance agency would result in a minimum of 3 parking spaces
and a maximum of 7 parking spaces. The proposed church will have a total of 25
attendees, which calculates to a minimum and maximum of 5 parking spaces; therefore,
10 spaces is required to comply with city code. Based on existing and proposed uses, a
minimum of 21 and maximum of 25 parking spaces is required. The existing parking lot
has 24 total spaces; therefore, adequate parking is available on the site based on
analyses of existing and proposed uses and the current parking regulations.
N/A
Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided
the fence, retaining wall or hedge does not stand in or in front of any required
landscaping or pose a traffic vision hazard.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: Not applicable, no fencing or retaining walls are proposed.
18. Design Standards: The project site is located within Design District ‘D’ however the change of use within
one of the office building’s tenant spaces does not include exterior alterations to the building, site
construction, or other applicable actions that would require compliance with the City’s Urban Design
Regulations. Future signage (reviewed under separate permit(s)) would be subject to Design District D
sign regulations.
19. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations:
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
and/or setbacks from buffers.
Staff Comment: Sensitive and protected slopes are mapped on the project site. A
geotechnical report was not required to be submitted with the formal land use
application as no new buildings or expansions of the existing are proposed.
20. Conditional Use Analysis: The applicant is requesting Hearing Examiner Conditional Use Permit approval
for the proposed Dunlap Bible Fellowship Church change of use and tenant improvement located at 280
Hardie Ave SW (Parcel number 1823059149). The proposal is compliant with the following conditional
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
DUNLAP BIBLE FELLOWSHIP LUA18-000423, ECF, CU-H
Report of September 4, 2018 Page 8 of 10
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use criteria, pursuant to RMC 4-9-030. Therefore, staff recommends approval of the requested
Conditional Use Permit.
Compliance Conditional Use Criteria and Analysis
a. Consistency with Plans and Regulations: The proposed use shall be compatible
with the general goals, objectives, policies and standards of the Comprehensive
Plan, the zoning regulations and any other plans, programs, maps or ordinances of
the City of Renton.
Staff Comment: See FOF 16 for Comprehensive Plan and FOF 17 for zoning regulation
compliance.
b. Appropriate Location: The proposed location shall not result in the detrimental
overconcentration of a particular use within the City or within the immediate area
of the proposed use. The proposed location shall be suited for the proposed use.
Staff Comment: The applicant contends that the proposal would not result in a
detrimental overconcentration of the use. The proposed location is a vacant tenant
space in a 3-unit commercial office building. The proposed Dunlap Bible Fellowship
would be the only religious institution in the office building.
Staff has reviewed the request and concurs that the proposed location is suitable for the
proposed use. The nearest known church in the surrounding neighborhood is the First
Baptist Church located at 200 SW Langston Rd, which is approximately 125 feet to the
west, across Hardie Ave SW. The property is located within the CA zone, which allows
for a variety of moderate and high intensity uses. No other religious institutions are
present in the immediate vicinity of the proposed use. Therefore, permitting a new
religious institution at the subject site would not result in an overconcentration of
religious institutions in the area. Based on the sites central location and easy access
staff concurs that the proposed site is suited for the proposed use.
c. Effect on Adjacent Properties: The proposed use at the proposed location shall not
result in substantial or undue adverse effects on adjacent property.
Staff Comment: The abutting uses with the office building include a dental office and
insurance agency, both of which are closed on Sunday. The addition of a small church
with primarily Sunday services would have limited impacts on the existing tenants of
the office complex due to the difference in peak times of use. It is anticipated that the
new church will not create traffic, noise, or other negative impacts at a greater rate
than the existing nearby uses. Therefore, the proposed use would not result in
significant adverse effects on the surrounding uses.
d. Compatibility: The proposed use shall be compatible with the scale and character
of the neighborhood.
Staff Comment: A small church located in an existing 3-unit office building is a less
intensive use than many of the neighboring uses. The proposal would not change the
existing buildings size or height resulting in no change to the bulk and scale of the
building. Therefore, the proposed use would not be out of place in a primarily
commercial neighborhood and in anticipated to have little to no effect on compatibility
with the existing character of the neighborhood.
e. Parking: Adequate parking is, or will be made, available.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
DUNLAP BIBLE FELLOWSHIP LUA18-000423, ECF, CU-H
Report of September 4, 2018 Page 9 of 10
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Staff Comment: See FOF 17 under “Parking” for discussion on parking compliance for
the development.
f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall
mitigate potential effects on the surrounding area.
Staff Comment: The applicant proposes services on Sunday, between 11:00am and
12:30pm. The church will maintain regular operating hours between 9:00am and
3:30pm during the week. There is anticipated to be a total of 25 attendees for the
church. Based on the ITE Manual, the average trip rate for a church during peak Sunday
hours (per 1,000 square feet) is 9.99. The average trip rate during peak Saturday hours
is 2.78, and the average trip rate during PM peak weekday hours is 0.80. A traffic impact
analysis is required when the estimated vehicular traffic generated from a proposed
development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 –
6:00) peak periods. Since the average trip rate for a church (under 1,000 square feet) is
less than 20 vehicles per hour, therefore a traffic impact analysis was not required.
Pedestrians can continue to take access via an existing sidewalk on Hardie Ave S. It is
not anticipated that the proposed use will have any negative impacts on vehicle or
pedestrian movement or any negative effects on the surrounding area.
g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed
use shall be evaluated and mitigated.
Staff Comment: The applicant contends the proposed use will not contribute any new
noise, light, or glare to the property or surrounding neighborhood.
Staff concurs the proposed use would not generate additional noise impacts to the
existing development. Activities and assemblies would be held indoors. Exterior noise
impacts would be limited to vehicles arriving and departing the site. The proposed
Dunlap Bible Fellowship has not proposed and has not shown the need for any
additional lighting to utilize the tenant space within the existing office building. The
proposed use is not expected to generate any noise, light, or glare impacts outside of
those typical in a commercial area.
h. Landscaping: Landscaping shall be provided in all areas not occupied by buildings,
paving, or critical areas. Additional landscaping may be required to buffer adjacent
properties from potentially adverse effects of the proposed use.
Staff Comment: See FOF 17 under “Landscaping”. The existing landscaping is
anticipated to be sufficient to screen any adverse effects on the proposed use.
21. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist
to furnish services to the proposed development; subject to the condition that the
applicant provides Code required improvements and fees. Fire impact fees may be
applicable based on the square footage as determined by the Fire Department. Impact
fees are paid at time of building permit issuance.
Storm Water: An adequate drainage system shall be provided for the proper drainage
of all surface water.
Staff Comment: The project does not propose to add or replace any impervious surface.
Drainage review is not required.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
DUNLAP BIBLE FELLOWSHIP LUA18-000423, ECF, CU-H
Report of September 4, 2018 Page 10 of 10
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Water: The tenant improvement is not proposing any plumbing changes. The domestic
and fire services are up to current standards. The Renton Regional Fire Authority has
not required any changes to the fire flow demand for this project.
Sanitary Sewer: The tenant improvement is not proposing any plumbing changes or
commercial kitchen. No upgrades to the sewer service is required.
I. CONCLUSIONS:
1. The subject site is located in the Commercial Mixed Use (CMU) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 16.
2. The subject site is located in the Commercial Arterial (CA) zoning designation and complies with the
zoning and development standards established with this designation provided the applicant complies
with City Code, see FOF 17.
3. Tennant Improvements that do not impact the exterior of the building are exempt from compliance
with the Urban District D Design Standards, as specified in 4-3-100, see FOF 18.
4. The proposed Conditional Use complies with the Critical Areas Regulations provided the applicant
complies with City Code, see FOF 19.
5. The proposed Conditional Use complies with the Conditional Use Permit criteria as established by City
Code provided the applicant complies all advisory notes and city code, see FOF 20.
6. There are adequate public services and facilities to accommodate the proposed Conditional Use, see
FOF 21.
J. RECOMMENDATION:
Staff recommends approval of the Dunlap Bible Fellowship Conditional Use Permit, File No. LUA18-000423,
ECF, CU-H, as depicted in Exhibit 3.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
Dunlap Bible Fellowship
Project Number:
PR18-000303
Date of Hearing
September 11, 2018
Staff Contact
Angelea Weihs,
Associate Planner
Project Contact/Applicant
Pastor Michael Sibanda; 3705
S 162nd St, Seatac, WA 98188
Project Location
280 Hardie Ave SW
The following exhibits were entered into the Hearing Examiner record:
Exhibits 1-7 ERC Report and Exhibits
Exhibit 8: HEX Staff Report
Exhibit 9: Landscaping Photos
Exhibit 10: Elevation Photos
Exhibit 11: Environmental “SEPA” Determination of Nonsignificance – Mitigation (DNS-M)
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
SIGNATURES:
Gregg Zimmerman, Administrator
Public Works Department
Date Rick M. Marshall, Administrator
Renton Regional Fire Authority
Date
Kelly Beymer, Administrator
Community Services Department
Date C.E. Vincent, Administrator Date
Department Of Community & Economic Development
ENVIRONMENTAL (SEPA) DETERMINATION OF
NON-SIGNIFICANCE (DNS)
PROJECT NUMBER: LUA18-000423, ECF, CU-H
APPLICANT: Michael Sibanda, Dunlap Bible Fellowship / 3705 S 162nd St, Seatac, WA 98188
PROJECT NAME: Dunlap Bible Fellowship
PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Conditional Use Permit approval
and Environmental (SEPA) Review for the proposed Dunlap Bible Fellowship Church change of use and tenant
improvement. The project site is located at 280 Hardie Ave SW (Parcel number 1823059149), within the Commercial
Arterial (CA) zone and Urban Design District D. The subject property is 19,405 square feet (0.45 acres) and contains an
existing 4,141 square foot office building, divided into three units (units 1, 2, and 3). The applicant is proposing to occupy
unit 2, which is currently vacant and located between the other two units. The unit 2 tenant space is approximately 949
square feet. The applicant is proposing to offer church services every Sunday and other church related activities on
weekdays. According to the applicant, the total church membership is approximately 20 to 25 people. Approximately 24
parking stalls are available on the site. No exterior site construction improvements are proposed and no change is
proposed to the building’s other existing tenant spaces. The proposed interior improvements for the church are cosmetic
in nature in order to prepare the unit to be used as a church. A building permit would be r equired for any tenant
improvements proposed by the applicant. The site is accessible via two driveways off of Hardie Ave SW. Protected slopes
are mapped on site. No vegetation or trees are proposed for removal as a part of the project.
PROJECT LOCATION: 280 Hardie Ave SW, Unit 2
LEAD AGENCY: City of Renton
Environmental Review Committee
Department of Community & Economic Development
The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse
impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). This
Determination of Non-Significance is issued under WAC 197-11-340. Because other agencies of jurisdiction may be
involved, the lead agency will not act on this proposal for fourteen (14) days.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on August 10, 2018.
Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady
Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained
from the Renton City Clerk’s Office, (425) 430-6510.
PUBLICATION DATE: July 27, 2018
DATE OF DECISION: July 23, 2018
DocuSign Envelope ID: E90ED73E-2A24-4AFE-90C0-83C1D613F5E1
7/23/2018 | 9:51 AM PDT
7/23/2018 | 4:10 PM PDT
7/23/2018 | 12:19 PM PDT